Oklahoma Housing Finance Agency National Housing Trust Fund … HTF Rehab Standards... · 2020. 8....

pg. 1 December 2018

Oklahoma Housing Finance Agency

National Housing Trust Fund / Minimum Rehab Standards

Please note: Regardless of the standards set forth herein, all housing assisted by Housing Trust

Fund monies must meet all applicable State and local codes, ordinances and requirements, as well

as such other requirements HUD may establish. In the absence of State or local building codes, the

housing must meet the International Existing Building Code or the International Code Council.

For Rental housing, Awardees must produce an estimate, based on age and condition, of the remaining

useful life of all major systems, including structural support, roofing, cladding and weatherproofing,

plumbing, electrical, and HVAC.

A capital needs assessment (CNA), prepared no longer than 18 months prior to the date of Application, is

required for all multi-family Rental Rehabilitation or Acquisition/Rehabilitation Projects of 26 or more

units, and for all Applications in conjunction with Affordable Housing Tax Credits, regardless of the

number of units. A CNA may be requested by OHFA for smaller Projects if deemed necessary to properly

underwrite the Projects. Capital needs assessments performed for the same Project as a requirement of

another funding source will be accepted in lieu of a specific CNA for the HTF Application.

Capital Needs Assessment (CNA) means a qualified professional's opinion of a property's current

physical condition determined after a physical inspection of the interior and exterior of the units and

structures. The physical inspection should include an interview with the onsite manager and maintenance

personnel. This assessment should identify deferred maintenance, physical needs, remaining useful life,

material building code violations that affect the property use, structural and mechanical integrity, and the

future physical and financial needs. The assessment must include the cost of labor and materials identified

in detail and the extent of future expenditures contemplated to ensure the costs will be addressed through

operating and replacement reserves. Components which should be examined and analyzed in this

assessment include but are not limited to:

• Site, including topography, drainage, pavement, curbing, sidewalks, parking, landscaping,

amenities, water, sewer, storm drainage, gas and electric utility lines;

• Structural systems, both substructure and superstructure, including exterior walls and balconies,

exterior doors and windows, roofing system and drainage;

• Interiors, including unit and common area finishes (carpeting, vinyl or tile flooring, plaster

walls, paint condition, etc.), unit kitchen finishes, cabinets and appliances, unit bathroom finishes

and fixtures, and common area lobbies and corridors; and

• Mechanical systems, including plumbing and domestic hot water, HVAC, electrical, lighting

fixtures, fire protection, and elevators.

In all cases, if the remaining useful life of one or more major systems is less than the Period of

Affordability, the Awardee must establish and maintain a replacement reserve and make adequate

monthly payments thereto, such that there are sufficient funds to repair or replace systems as

needed.

For Homebuyer housing, upon completion each of the major systems must have a minimum useful life of

five years, or the major systems must be rehabilitated or replaced as a part of the rehabilitation work.

pg. 2 December 2018

If the housing is occupied at the time of rehabilitation, Awardees must identify any life-threatening

deficiencies and must address them immediately before any further work is undertaken. The

potential life-threatening deficiencies, pursuant to the Uniform Physical Condition Standards

(UPCS), are highlighted in orange on Attachment A, which contains the complete list of inspect-

able items covered by UPCS. OHFA will review and approve all written cost estimates and ensure that construction contracts and work

performed will meet these Rehabilitation Standards.

OHFA will conduct initial, progress and final inspections to ensure that all work is done in accordance to

work write-ups.

I. PURPOSE OF STANDARDS A. The National Housing Trust Fund Rehabilitation Standards (known herein as the “HTF

Standards”) are designed to outline the requirements for building rehabilitation for all National

Housing Trust Fund (HTF) funded multi-family housing projects in the State of Oklahoma. The

HTF Standards, though a requirement specifically to the development entity in direct receipt of

HTF funding, are written to provide guidance to all relevant members of a project development

team.

B. The goal of the HTF Program is to provide functional, safe, affordable and durable housing

that meets the needs of the tenants and communities in which the housing is located. The purpose

of the HTF Standards is to ensure that property rehabilitation puts each building in the best

possible position to meet this goal over its extended life and that, at a minimum, all health and

safety deficiencies are addressed.

C. If a project is out of compliance with the HTF Standards, the Awardee shall bring to the

attention of OHFA Staff the specific portion of the project which does not comply, stating the

reasons for non-compliance. OHFA Staff will make a determination as to whether an exception to

the HTF Standards shall be granted.

D. Note: At the time of publication and adoption of the HTF Standards, the adopted codes

referenced are believed to be those in force. As standards and codes change and are put into effect

by the governing authorities having jurisdiction, the new standards and codes will apply in lieu of

those referenced.

II. QUALITY OF WORK A. Quality of Work: Awardees and developers shall ensure that all rehabilitation work is

completed in a thorough and workmanlike manner in accordance with industry practice and

contractually agreed upon plans and specifications as well as subsequent mutually agreed upon

change orders during the construction process. Awardees and developers will employ best

practice industry standards relating to quality assurance to verify all work completed.

B. By meeting the various code requirements as a minimum standard, together with the other

standards herein or in attendant OHFA policies, each building rehabilitation project is assured to

be brought up to an acceptable level of rehabilitation.

C. Warranties shall be required per the standard construction contracts on all materials,

equipment and workmanship.

III. CODE COMPLIANCE A. All work shall comply with all applicable Oklahoma State and local codes, ordinances, and

zoning requirements.

B. Please note that the OHFA HTF Awardee must demonstrate compliance with all State and

local codes through project affiliation with professional design team drawing certifications (e.g.

architectural design stamp) and/or other approved methods such as State inspector certification.

pg. 3 December 2018

C. The HTF Standards are designed to meet or exceed the Uniform Physical Condition Standards

(UPCS) and ensure that upon completion, the HTF-assisted project and units will be decent, safe,

sanitary, and in good repair as described in 24 CFR 5.703. See Attachment A for a list of Inspect-

able Items and Observable Deficiencies, including descriptions of the type and degree of

deficiency for each item that any HTF-assisted project must address, at a minimum.

IV. HEALTH AND SAFETY A. If the housing is occupied at the time of rehabilitation, any life-threatening deficiencies must

be identified and addressed immediately. See Attachment A for a list of Inspect-able Items and

Observable Deficiencies, including the identification of life-threatening deficiencies (highlighted

in orange) for the property site, building exterior, building systems, common areas, and units.

V. SCOPE OF WORK DETERMINATION A. In developing scopes of work, Awardees and developers will work with OHFA to ensure that

all requirements under the HTF Standards are satisfied and that the proposed scope of work meets

the goals of Part I above. OHFA approval of all scopes of work is required in accordance with

OHFA standard practices.

VI. EXPECTED USEFUL LIFE A. In developing scopes of work on housing rehabilitation projects, OHFA HTF Awardees and

developers will consider the remaining expected useful life of all building components with

regard to building long-term sustainability and performance. Specifically, each building

component with a remaining expected useful life of less than the applicable HTF period of

affordability (30 years) shall be considered for replacement, repair or otherwise updated.

Additionally, new building components with an expected useful life of less than 30 years shall be

considered for future replacement.

B. OHFA Staff will underwrite the proposed project to determine if sufficient replacement

reserves will be set aside each month to cover the full cost of any such replacement, repair or

update. Whether or not a particular building component has been replaced, repaired or otherwise

updated as part of the rehabilitation scope of work, all building components and major systems

must demonstrate adequate funding to be viable throughout the 30-year affordability period.

VII. DISASTER MITIGATION A. To the extent applicable/relevant, the housing must be improved to mitigate the impact of

potential disasters (e.g. earthquakes, tornadoes, floods, wildfires) in accordance with State or

local codes, ordinances, and requirements, or such other requirements that HUD may establish.

The relevant State codes are the International Residential Code of 2009, as amended, for new

construction and the International Building Code for rehabilitation.

B. In addition, construction of the housing must adhere to the Oklahoma Standard Hazard

Mitigation Plan adopted in 2014. Awardees of HTF funds should particularly review and adhere

to Chapter 3 regarding Risk Assessment and Chapter 4 regarding Mitigation Strategies.

pg. 4 December 2018

VIII. ENERGY CONSERVATION

A. Equipment, appliances, windows, doors and appurtenances replaced during rehabilitation shall

be replaced with Energy Star qualified products.

B. If feasible, attics should be insulated to R38 and walls to a minimum of R11.

C. Replacement heating and/or cooling systems shall be properly sized as evidenced by

completion of ACCA/ANSI Manual J® or an equivalent sizing calculation tool.

D. All accessible air ducts shall be tightly sealed.

E. Heating or cooling supply running through unconditioned space should be avoided or rerouted

if possible, but when present and accessible, shall be insulated.

IX. ACCESSIBILITY REQUIREMENTS A. Housing that is rehabilitated with HTF funds must meet all applicable federal and State

regulations regarding accessibility for persons with disabilities. The applicability of these rules is

complex and therefore it is recommended that developers seeking HTF funds consult with a

qualified design professional.

B. Projects shall comply with other standards as may apply or be required by funding sources (i.e.

USDA Rural Development)

C. Projects, if applicable, shall comply with Section 504 of the Rehabilitation Act of 1973

implemented at 24 CFR Part 8 a. For “substantial” rehabilitation (projects with 15 or more total

units and the cost of rehabilitation is 75% or more of the replacement cost): i. At least 5% of the

units (1 minimum) must be made fully accessible for persons with mobility impairments based on

the Uniform Federal Accessibility Standards (UFAS) ii. In addition, at least 2% of the units (1

additional unit minimum) must be made accessible for persons with sensory impairments. iii.

Common spaces must be made accessible to the greatest extent feasible

D. For projects with “less-than-substantial” rehabilitation (anything less than “substantial”), the

project must be made accessible to the greatest extent feasible until 5% of the units are physically

accessible, and common spaces should be made accessible as much as possible.

X. REHABILITATION CONSTRUCTION STANDARDS

A. SITE 1. General:

a. Assure that the site is safe, clean and usable, and designed with details, assemblies and

materials to provide ongoing durability without undue future maintenance.

b. Site design and engineering shall be by a licensed professional civil engineer, or other

qualified professional.

c. Design and systems shall conform to all applicable codes, rules and regulations:

i. Local and municipal zoning; ii. NFPA Codes as they may apply

2. Sprinkler water service – Underground water service as required for building sprinkler system

shall be in accordance with NFPA 24.

3. Drainage – assure that the grading surrounding the building will slope away from the building

and drain properly, without ponding or erosion.

4. Sewer connections to municipal sewage systems and on-site sewage disposal:

a. Existing sewer laterals that are to be reused should be evaluated to assure that they are

serviceable and have a remaining useful life of 30 years, or are covered by a plan to

repair or replace during the 30-year affordability period.

b. New systems designed to conform to the State codes and regulations.

5. Water service:

a. Existing municipal water supplies to buildings shall be evaluated to assure that they are

serviceable, of adequate capacity and have a remaining useful life of 30 years, or are

covered by a plan to repair or replace during the 30-year affordability period.

b. Required new systems shall be designed to conform to State codes and regulations.

pg. 5 December 2018

6. Vehicular access to public way – site design shall conform to local zoning and regulations, as

well as be sensible in its layout to maximize vehicular and pedestrian safety.

7. On-site Parking – parking shall be adequate for project type, meet local codes, and be designed

to drain well, with a durable appropriate surface material. Handicapped parking shall be provided

as required.

8. Pedestrian access and hardscape – In general, paved walkways within the site will be designed

to provide sensible pedestrian access from the public way into the site, from parking areas, and

provide access to buildings. All walkways should generally conform to applicable codes for width

and slopes, and fall protection. Site stairs shall be safe and sound, constructed of durable

materials, with proper rise and run, and with code approved railings as required. Accessible

routes into buildings shall be provided as required by code.

9. Site amenities – site amenities may be provided which enhance the livability of the project

including playground areas, seating, benches, patio areas, picnic tables, bike racks, grills, and

fencing, etc.

10. Mailboxes - Provision will be made for USPS-approved cluster mailbox units if required by

the USPS.

11. Landscaping – lawns, ground cover, planting beds, perennial plants, shrubs and trees may be

provided to enhance the livability, and to provide a positive aesthetic sense. a. Planting choices

specified should be low maintenance, non-invasive species, of an appropriate size and scale and

located, when adjacent to building structures, with regard to their size at maturity.

12. Solid waste collection & storage – if necessary, provision shall be made for the outdoor

storage and collection of solid waste and recycling materials in receptacles (dumpsters, wheeled

trash cans, totes). Enclosures may be provided and should be accessible as required by code.

13. Site lighting with shielded fixtures may be provided to illuminate parking and pedestrian

walkways, and will conform to local zoning.

14. Fuel Storage – On site outdoor placement and storage of fuels per applicable regulations and

utility requirements.

15. Underground or overhead utilities – as regulated by code and utility rules.

B. FOUNDATIONS

1. Existing foundations shall be examined by a qualified professional.

a. Foundations to be adequately sized, free of broken components or deterioration which

may compromise the load bearing structural integrity.

b. Design and implement structural reinforcements or reconstruction as necessary.

2. Above-grade masonry unit block or brick shall be reasonably stable, plumb and sound with no

missing units or voids.

3. Pointing of mortar joints shall be specified as necessary to assure the continued integrity of the

structural assembly.

4. New below-grade structures to conform to Chapter 18 of IBC as appropriate.

C. MASONRY COMPONENTS 1. Buildings with masonry bearing walls shall be examined for their structural integrity. Existing

masonry building components shall be examined to assure sound condition, and repaired as

necessary to provide the load-bearing capacity, resistance to water penetration, and aesthetic

quality to assure the assemblies will perform for the purpose intended. a. Masonry shall be plumb,

and structurally sound.

2. Repair or replace deteriorated portions or missing units. a. Brick veneer shall be sound, or

repaired to be sound.

3. Masonry mortar joints shall be sound, and free of loose or deteriorated mortar, with no voids. a.

Pointing of mortar joints shall be specified as necessary to assure the continued integrity of the

structural assembly, and prevent water intrusion.

pg. 6 December 2018

4. Historic masonry designated to remain shall be restored to sound serviceable condition, and in

accordance with Section 106 of National Historic Preservation Act. a. Where masonry is

considered historic, repairs will be carried out utilizing the Secretary of the Interior’s “Standards

of Rehabilitation” and related NPS Preservation Briefs for “Repointing Mortar Joints on Historic

Masonry Buildings”

5. Chimneys

a. Assure structural integrity, reconstruct, and point as necessary

b. If used for fuel heating appliances – provide lining as may be required by code and as

prescribed by the heating appliance manufacturer.

D. STRUCTURE 1. A qualified professional shall examine each building’s load-bearing structure, and assess its

existing condition to determine suitability of continued use.

2. In general, structure evaluation and design shall be in conformance with IBC, Chapter 16.

a. In most residential rehab projects where there is no change in use, it is not expected

that the structure will be brought up to new construction standards.

b. Consideration shall be given if there are any proposed changes in use which would

impact the historical loading.

3. Deficiencies identified shall be addressed and repairs designed and specified as necessary to

correct such conditions:

a. Repairs shall be made to any deteriorated load-bearing structural elements.

b. Reinforce, install supplemental or replace structural members determined not to be

adequate for use.

E. ENCLOSURE - SHELL 1. Roofing

a. Existing:

i. Examine existing roofing and flashing systems to determine suitability for

continued use. Continued life expectancy of existing roofing should be a

minimum of 30 years, or covered by a plan to repair or replace during 30-year

affordability period.

ii. Repair existing roofing as required.

iii. Existing historical slate roofs shall be repaired in accordance with the

Secretary of the Interior’s “Standards for Rehabilitation” project requirements if

applicable.

b. New Roofing

i. New roofing shall be installed where existing roofing does not meet

requirements for continued use.

ii. New roofing system components shall be compatible, and include - the nail

base, the underlayment layer, ice & water shield self-adhesive membrane

flashings, metal flashings and roofing.

• Strip existing roofing and dispose of properly.

• Examine exposed existing substrate for structural soundness

• Install new roofing system per code and per NCRA trade practices, and

manufacturer specifications

• Flashings – deteriorated flashings shall be replaced, and the weather

proof integrity of the roof system shall be assured.

c. Ventilation

i. Roof assemblies shall be properly ventilated in accordance with applicable

code requirements, and appropriate building science detailing.

2. Exterior Finishes

pg. 7 December 2018

a. Cladding

i. Wood Siding –

• Examine existing siding for soundness – shall be free of major cracks,

rot, and other deterioration which may compromise its useful life and be

suitable to hold exterior paint.

• Siding shall be free of gaps and holes and provide continuous

weatherproof system.

• Repair or re-side as necessary to provide a weather resistant enclosure.

• Replace existing wood siding on historic buildings as necessary in

accordance with the Secretary of the Interior’s “Standards for

Rehabilitation” project requirements.

ii. Masonry

• Masonry bearing walls and veneers shall be restored as necessary. All

work on historic masonry shall be done in accordance with the Secretary

of the Interior’s “Standards for Rehabilitation” project requirements.

iii. Other existing cladding system types and materials shall be repaired and/or

restored in-kind with matching or similar materials to provide a durable weather

resistant enclosure.

3. Trim – Exterior trim and architectural woodwork.

a. Existing wood trim:

i. Existing trim to remain must be sound, free of defects and deterioration which

compromises its use.

ii. Repair and restore trim to usable condition. Patch or replace in kind any

deteriorated wood trim components.

iii. Repair of historic woodwork and trims shall be in accordance with the

Secretary of the Interior’s “Standards for Rehabilitation” project requirements.

b. New wood trim shall be installed in a workmanlike manner. Reference may be made to

Architectural Woodwork Institute (AWI) standards.

c. Other trim materials which are suitable may be used as appropriate and shall be

installed per manufacturer’s recommendations.

d. Trim which is part of the weather tight enclosure shall be flashed or caulked with joint

sealers as necessary to prevent water intrusion.

4. Paint

a. In general, all existing exterior wood surfaces shall receive new paint coatings, except

as appropriate due to the recent application of paint and/or the sound condition of existing

coatings.

b. Examine surfaces and apply paint only to sound acceptable materials / surfaces.

i. Prepare surfaces properly, removing loose or peeling previous paint.

ii. Paint prep shall be done in accordance with applicable lead safe standards.

c. Before painting, assure that any moisture issues which may compromise the life

expectancy of the paint system are remedied.

d. Exterior paint systems shall be compatible, and installed in accordance with

manufacturers’ specifications.

5. Porches, decks and steps

i. Existing porches, decks, steps and railings proposed to remain shall be

examined and repaired as necessary. Repair and reconstruction shall be carried

out to assure that they will have a continued useful life of 30 years, or covered by

a plan to repair or reconstruct during the 30-year affordability period.

ii. Inspect structure for soundness and reconstruct any deteriorated members as

required.

iii. Install new support piers as may be required.

pg. 8 December 2018

iv. Patch existing decking with matching materials, or install new durable

decking.

b. Railings

i. shall be sound and adequately fastened to meet code requirements for structural

loading. Repair or replace in-kind as appropriate.

ii. Shall meet code requirements for height of protective guards, or have

supplemental guards installed.

c. Steps shall be safe and sound and meet applicable codes, with railings as necessary.

d. Historic porches designated to remain shall be restored to sound serviceable condition,

and in accordance with the Secretary of the Interior’s “Standards for Rehabilitation”

project requirements.

e. All porch elements shall be able to withstand the weather elements to prevent

premature deterioration.

F. ACOUSTICAL TREATMENTS 1. Dwelling units separated acoustically using Chapter 1207 of IBC as a guideline minimum

standard.

G. DOORS 1. General

a. Doors to meet code requirements of NFPA 101, Chapters 7.2, 8.3, 30.3.6.2 & 30.2.2.2

b. Meet egress requirements for dimensions, swing and clearances, and be accessibility

compliant as required.

c. Be sound and secure.

d. New doors shall be installed per manufacturers’ recommendations and standard trade

practice standards.

e. Flash properly, and have shim spaces insulated.

f. Existing doors to remain should be examined and determined to be suitable for reuse

with a remaining life after restoration of 30 years, or covered by a plan to repair or

replace during the 30-year affordability period.

i. Restore as required to provide useful life.

ii. Shall be tested and modified as necessary to operate properly.

iii. Install new weather stripping and sweeps to provide seal against weather

elements and air infiltration.

iv. Historic doors designated to remain shall be restored to sound serviceable

condition, and in accordance with the Secretary of the Interior’s “Standards for


2. Unit doors a. Unit entry doors shall be fire rated as required.

3. Other doors – Access doors shall meet code requirements for fire rating.

4. Door hardware shall operate properly, be secure and shall meet accessibility standards and

NFPA 101, Chapters 7.2, 8.3, 30.3.6.2 & 30.2.2.2.

H. WINDOWS 1. Windows shall be of legal egress size when required by code a. In townhouse units, existing

windows which are non-conforming egress size shall be reviewed for code compliance.

2. Existing windows:

a. Existing windows to remain should be examined and determined to be suitable for

reuse with a reasonable remaining life after restoration of 30 years without undue future

maintenance, or covered by a plan to maintain or replace during the 30-year affordability

period.

pg. 9 December 2018

b. Capable of providing adequate seal against air infiltration, weather elements, and be

determined to be appropriately energy efficient in keeping with the overall energy

efficiency strategy of the project.

c. Install new weather stripping to provide seal against weather elements and air

infiltration.

d. Air seal shim spaces and window weight pockets if possible.

e. Restore and modify as required to provide useful life.

f. Shall be tested and modified as necessary to operate smoothly and properly per code.

g. Historic windows designated to remain shall be restored to sound serviceable

condition, and in accordance with the Secretary of the Interior’s “Standards for


h. Hardware shall be intact and operational, or be replaced with new hardware as required

3. New Windows:

a. where existing windows do not meet the standards for egress, condition, and/or energy

efficiency deemed appropriate to the project, they shall be replaced by new windows.

b. New windows shall be code compliant. Developers are encouraged to consider

upgrading to Tier II level by providing R-5 windows.

c. Additionally, new window units should be tested assemblies meeting ASTM standards

for water penetration & air leakage.

d. All windows shall be installed per manufacturer’s installation guidelines and

specifications, and shall incorporate appropriate detail, flashings, joint sealers, and air

sealing techniques.

I. INTERIOR FINISHES 1. In general, all interior finishes will be new and installed per manufacturer’s recommendations

and the standards of quality construction per trade practices and associations related to the

particular product or trade.

2. Per chapter 10 of NFPA 101 (Reference also Chapter 8 of the IBC).

3. Walls & ceilings a. Where existing finishes are proposed to remain, they will be determined to

meet the standard of being sound, durable, lead-safe, and have a remaining useful life of no less

than 30 years, or covered by a plan to repair or replace during the 30-year affordability period.

4. Flooring

a. Existing wood flooring in good condition should be repaired, sanded and refinished.

b. All new flooring materials (resilient flooring, wood flooring, laminate flooring, carpet,

and/or ceramic tile) shall be installed over suitable substrates per manufacturer’s specs

and the trade association practices.

5. Trim - Wood trim and architectural woodwork

a. Existing trim shall be repaired and restored to usable condition, free of deterioration

which compromises its use. Repair of historic woodwork & trims shall be in accordance

with the Secretary of the Interior’s “Standards for Rehabilitation” project requirements.

b. New wood trim shall be installed in a workmanlike manner. Reference may be made to

AWI standards.

6. Paint - In general, all interior ceiling, wall, and trim surfaces shall receive renewed coatings of

paint (or other clear/stain) finishes. Painting shall be done in a workmanlike manner, and in

accordance with the manufacturer’s recommendations. All painting including preparation of

existing surfaces shall be done in a lead-safe manner (See Section X. N).

J. SPECIALTIES 1. Toilet accessories – each bath will have appropriate accessories such as towel bars, robe hooks,

bath tissue holders, etc., installed and securely fastened in place. Accessories shall be located per

accessibility requirements where necessary.

pg. 10 December 2018

2. Medicine cabinets and mirrors – install in each unit bath as appropriate.

3. Signage and identification – building signage shall be provided as appropriate: a. Including

building address 911 #’s, units’ identification, building directory, exits, stairways, common and

utility spaces, etc. shall be in conformance with NFPA 101 Life Safety Code, and be accessibility

compliant and 911 approved.

4. Exit signage will be provided as required by code and be accessibility compliant as required.

5. Fire protection specialties – provide fire extinguishers in buildings, and in units as required by

code and/or by State or local fire authorities. Locate as directed by authorities.

6. Shelving – provide durable, cleanable shelving for pantries, linen closets, clothes closets and

other storage as appropriate, securely fastened in place.

K. EQUIPMENT 1. All new equipment to be ENERGY STAR® rated.

2. Existing equipment to be retained and continued to be used shall be in serviceable condition

with an expected useful life of 30 years, or covered by a plan to replace during the 30-year

affordability period.

3. Kitchen appliances – a. provide new stove and refrigerator in each unit. b. Existing appliances

to be reused shall be in good and serviceable condition. c. Provide other appliances (such as

microwaves) as may be appropriate to the project. d. All appliances in accessible unit units shall

be accessibility compliant, and located in an arrangement providing required clear floor spaces.

4. Laundries –where adequate space is available and when appropriate to meet the project goals,

washers and dryers may be provided in laundry rooms or in units. a. Heat pump dryers are

encouraged where appropriate and readily available. b. Where a project is served by natural gas,

consideration of the use of natural gas dryers is encouraged. In projects not served by natural gas,

propane fired dryers should be considered for cost of operation reasons where feasible and

appropriate.

5. Solid waste handling – Provide trash and recycling receptacles as appropriate to enable the

tenants and property management staff to handle and store solid waste.

6. Playground equipment – Provide safe, code-approved new playground equipment if a

playground is appropriate to the project.

L. FURNISHINGS - CASEWORK 1. Kitchen cabinetry and counters

a. Existing cabinetry and/or countertops proposed to remain shall be in good condition

with a remaining useful life of 30 years, or covered by a plan to restore or replace during

the 30-year affordability period.

b. New cabinetry

i. shall be of good quality, meeting ANSI/KCMA A161.1-2012 “Performance &

Construction Standards for Kitchen Cabinetry and Bath Vanities” standards.

Other industry standards for cabinetry may be used as guidelines, such as the

Kitchen Cabinet Manufacturer’s Association (KCMA) “Severe Use Specification

– 2014,” the Architectural Woodwork Institute’s (AWI) Woodwork Standards

and Cabinet Fabrication Handbook.

ii. New counters shall be provided with a cleanable sanitary surface material

impervious to water such as high pressure laminate (HPL).

• Shop fabricated as one piece assembly where possible. Seal field joints.

• Installed level and securely fastened to cabinetry

2. Bath cabinetry and counters – vanity lavatory tops, when used, should be one piece integral

bowl with integral backsplash.


M. ASBESTOS REMOVAL 1. Project will be assessed for the existence of asbestos-containing building materials by qualified

professionals:

i. National Emission Standards for Hazardous Air Pollutants (NESHAP) apply.

ii. Removal of asbestos shall be carried out per Federal EPA and State regulations and

rules.

N. LEAD-BASED PAINT As required under 24 CFR Part 35, the Final HUD Regulation on Lead-Based Paint Hazards in Federally

Owned Housing and Housing Receiving Federal Assistance, all assisted dwelling units constructed before

January 1, 1978, will be evaluated for lead-based paint hazards or presumed to have lead-based paint

present throughout the unit when paint is disturbed.

1. Evaluation will be done by a qualified, certified or licensed person as required under the

regulation.

2. All lead-based paint hazards will be identified and reduced or eliminated through paint

stabilization, interim controls or abatement with work being done by supervised, trained,

qualified, certified or licensed persons as required under the regulation.

3. Safe work practices will be followed at all times.

4. Occupants shall be protected or temporarily relocated as required by the regulation. With some

exceptions, as listed at 24 CFR 35.1345, occupants shall be temporarily relocated before and

during hazard reduction activities to a suitable, decent, safe and similarly accessible dwelling unit

that does not have lead hazards.

5. The dwelling unit and worksite shall be secured. The worksite shall be prepared and warning

signs shall be posted as required by the regulation.

6. Clearance examinations will be performed by qualified personnel and final clearance shall be

cleared by DEQ certified personnel. .

O. CONVEYANCE SYSTEMS 1. Elevators may be installed when appropriate and possible, when such elevator is part of the

project’s program goals, or as required by code, as follows:

a. Installed per code NFPA 101, Chapter 9.4

b. ASME 17.1 Safety Code for Elevators - 2013

2. Existing elevators and lifts may be retained if they are appropriate to the use of the building

and in serviceable condition with an expected useful life of 30 years, or covered by a plan to

maintain or replace during the 30-year affordability period, and approved by agencies having

jurisdiction.

P. MECHANICAL 1. General:

a. all mechanical systems shall be designed by a mechanical engineer or other qualified

professional.

b. All mechanical systems shall meet all applicable codes.

2. Fire protection

a. In general, all buildings assisted with HTF funds shall have fire suppression as required

by applicable codes with approved sprinkler systems installed as required by NFPA 101

and NFPA 1:

i. System design to conform to applicable NFPA standard 13 or 13R.

ii. System installed by State approved persons.

iii. Underground water services for sprinkler system shall meet NFPA 24

iv. Provide fire pumps, standpipes, and fire department connection as required

per NFPA 13, 14 & 25.


b. Where possible, piping for the sprinkler system shall be concealed.

3. Plumbing

a. Where existing components of a system are to be reused, they will be examined and

determined to be in good condition, code compliant and have a remaining useful life of a

minimum of 30 years, or covered by a plan to repair or replace during the 30-year

affordability period. Substandard or critical non-code compliant components shall be

replaced.

b. Use water-saving shower heads and faucet aerators.

c. All fixtures, piping fittings and equipment shall be lead-free.

d. Kitchen fixtures – When existing kitchen fixtures are not reused in accordance with a.

above, new sinks and faucets, and associated plumbing shall be installed in each unit.

e. Bath fixtures – When existing bath fixtures are not reused in accordance with a. above,

new toilets, tubs and tub surrounds, lavatory sinks, and faucets shall be installed in each

unit.

i. Three and four-bedroom units are encouraged to be designed to include 1½

baths minimum where adequate space is available.

f. Provision for laundry rooms or laundry hook-ups may be made per project’s program

requirements.

g. Provision for other utility plumbing for janitor sinks, floor drains, outdoor faucets,

drains for dehumidification systems, etc., may be made as desired or required.

4. Heating a. System design:

a. where existing components of a system are proposed to be reused, they will be

examined and determined to be in good and serviceable condition, code compliant and

have a remaining useful life of a minimum of 30 years, or covered by a plan to repair or

replace during the 30-year affordability period.

b. Temperature control - The temperature in each unit shall be individually

thermostatically controlled.

c. Provide adequate heat in common spaces.

d. Install pipe insulation with minimum 1.5” wall thickness.

5. Ventilation

a. Code-compliant indoor air quality will be addressed by the installation of either

exhaust only or balanced (heat recovery) ventilation systems as required by:

i. Fire protection of system ducts per NFPA 101, Chapter 9.2

b. Balanced mechanical ventilation systems are encouraged.

c. Ventilation controls shall be per applicable codes

6. Domestic Hot Water:

a. System shall be designed as required for efficiency.

b. Install pipe insulation per code.

Q. ELECTRICAL 1. Project electrical design should be done by a licensed electrical engineer, or other qualified

professional.

2. Project electrical must be installed by a licensed electrician

3. Design shall comply with all the applicable codes:


a. Oklahoma State and local fire codes.

i. NFPA 101, Life Safety Code

ii. NFPA 70, National Electrical Code, 2011 Edition

iii. NFPA 72, National Fire Alarm and Signaling Code

iv. NFPA 20, Standard for the Installation of Stationary Pumps for Fire Protect

4. In general, the electrical system should be new throughout a building:

a. Where existing service entrances, disconnects, meters, distribution wiring, panels, and

devices are proposed to remain, they will be examined and determined to be in good

condition, code compliant and have a remaining useful life of a minimum of 30 years, or

covered by a plan to repair or replace during the 30-year affordability period. The

designer, in concert with the State electrical inspector, shall examine the system and

equipment. Existing components of the electrical system may be reused as appropriate.

Substandard or critical non-code compliant components shall be replaced.

5. Utility connections shall be installed per the rules and regulations of the electrical utility.

6. Electrical service and metering: a. the service entrance size shall be calculated to handle the

proposed electrical loads. b. Metering and disconnects shall be per code and mounted at approved

locations.

7. Elevator wiring shall conform to the ANSI 17.1 as modified by State or local codes.

8. Electrical distribution system:

a. Lighting and receptacle circuits shall be designed per code.

b. Locations and layout of devices and lighting to be logical and accessibility compliant

where required.

c. Provision shall be made for the wiring of dedicated equipment circuits and connections

for heating, ventilation equipment/exhaust fans, pumps, appliances, etc.

9. Artificial Lighting shall be provided using IBC 1205 as a minimum guideline. Developers are

encouraged to upgrade to Energy Star® Category.

10. Site lighting with shielded fixtures may be provided to illuminate parking and pedestrian

walkways, and will conform to local zoning.

11. Emergency and exit lighting/illuminated signage shall be per the NFPA 101, Life Safety

Code.

Attachment A: Uniform Physical Condition Standards for Housing Rehabilitation

Requirements for Site

Inspectable Item Observable Deficiency Type and Degree of Deficiency that must be addressed

Fencing and Gates Damaged/Falling/Leaning Fence or gate is missing or damaged to the point it does not function as it should

Holes Hole in fence or gate is larger than 6 inches by 6 inches

Missing Sections An exterior fence, security fence or gate is missing a section which could threaten safety or security

Grounds Erosion/Rutting Areas Runoff has extensively displaced soils which has caused visible damage or potential failure to adjoining structures or threatens the safety of pedestrains or makes the grounds unusable

Overgrown/Penetrating Vegetation Vegetation has visibly damaged a component, area or system of the property or has made them unusable or unpassable

Ponding/Site Drainage There is an accumulation of more than 5 inches deep and/or a large section of the grounds-more than 20%-is unusable for it's intended purpose due to poor drainage or ponding

Health & Safety Air Quality - Sewer Odor Detected Sewer odors that could pose a health risk if inhaled for prolonged periods

Air Quality - Propane/Natural Gas/Methane Gas Detected Strong propane, natural gas or methane odors that could pose a risk of explosion/ fire and/or pose a health risk if inhaled

Electrical Hazards - Exposed Wires/Open Panels Any exposed bare wires or openings in electrical panels (capped wires do not pose a risk)

Electrical Hazards - Water Leaks on/near Electrical Equipment Any water leaking, puddling or ponding on or immediately near any electrical apparatus that could pose a risk of fire, electrocution or explosion

Flammable Materials - Improperly Stored Flammable materials are improperly stored, causing the potential risk of fire or explosion

Garbage and Debris - Outdoors Too much garbage has gathered-more than the planned storage capacity, or garbage has gathered in an area not sanctioned for staging or storing garbage or debris

Hazards - Other Any general defects or hazards that pose risk of bodily injury

Hazards - Sharp Edges Any physical defect that could cause cutting or breaking of human skin or other bodily harm

Hazards - Tripping Any physical defect in walkways or other travelled area that poses a tripping risk

Infestation - Insects Evidence of infestation of insects-including roaches and ants-throughout a unit or room, food preperation or storage area or other area of building substantial enough to present a health and safety risk

Infestation - Rats/Mice/Vermin Evidence of rats or mice--sightings, rat or mouse holes, or droppings substantial enough to present a health and safety risk

Mailboxes/Project Signs Mailbox Missing/Damaged Mailbox cannot be locked or is missing

Signs Damaged The project sign is not legible or readable because of deterioration or damage

Parking Lots/Driveways/Roads Cracks Cracks that are large enough to affect traffic ability over more than 5% of the property's parking lots/driveways/roads or pose a safety hazard

Ponding 3 inches or more of water has accumulated making 5% or more of a parking lot/driveway unusable or unsafe

Potholes/Loose Material Potholes or loose material that have made a parking lot/driveway unusable/unpassbale for vehicles and/or pedestrians or could cause tripping or falling

Settlement/Heaving Settlement/heaving has made a parking lot/driveway unusable/unpassable or creates unsafe conditions for pedestrians and vehicles

Play Areas and Equipment Damaged/Broken Equipment More than 20% of the equipment is broken or does not operate as it should or any item that poses a safety risk

Deteriorated Play Area Surface More than 20% of the play surface area shows deterioration or the play surface area could cause tripping or falling and thus poses a safety risk

Refuse Disposal Broken/Damaged Enclosure-Inadequate Outside Storage Space A single wall or gate of the enclosure has collapsed or is leaning and in danger of falling or trash cannot be stored in the designated area because it is too small to store refuse until disposal

Retaining Walls Damaged/Falling/Leaning A retaining wall is damaged and does not function as it should or is a safety risk

Storm Drainage Damaged/Obstructed The sytem is partially or fully blocked by a large quantity of debris , causing backup into adjacent areas or runoffs into areas where runoff is not intended

Walkways/Steps Broken/Missing Hand Railing The hand rail is missing, damaged, loose or otherwise unusable

Cracks/Settlement/Heaving Cracks, hinging/tilting or missing sections that affect traffic ability over more than 5% of the property's walkways/steps or any defect that creates a tripping or falling hazard

Spalling/Exposed rebar More than 5% of walkways have large areas of spalling--larger than 4 inches by 4 inches--thay affects traffic ability

Requirements for Building Exterior

Inspectable Item Observable Deficiency

Doors Damaged Frames/Threshold/Lintels/Trim Any door that is not functioning or cannot be locked because of damage to the frame, threshold, lintel or trim

Damaged Hardware/Locks Any door that does not function as it should or cannot be locked because of damage to the door's hardware

Damaged Surface (Holes/Paint/Rusting/Glass) Any door that has a hole or holes greater than 1 inch in diameter, significant peeling/cracking/no paint or rust that affects the integrity of the door surface, or broken/missing glass

Damaged/Missing Screen/Storm/Security Door Any screen door or storm door that is damaged or is missing screens or glass--shown by an empty frame or frames or any security door that is not functioning or is missing

Deteriorated/Missing Caulking/Seals The seals/caulking is missing on any entry door, or they are so damaged that they do not function as they should

Missing Door Any exterior door that is missing

Fire Escapes Blocked Egress/Ladders Stored items or other barriers restrict or block people from exiting

Visibly Missing Components Any of the functional components that affect the function of the fire escape--one section of a ladder or railing, for example--are missing

Foundations Cracks/Gaps Large cracks in foundation more than 3/8 inches wide by 3/8 inches deep by 6 inches long that present a possible sign of a serious structural problem, or opportunity for water penetration or sections of wall or

floor that are broken apartSpalling/Exposed Rebar Significant spalled areas affecting more than 10% of any foundation wall or any exposed reinforcing material--rebar or other

Health and Safety Electrical Hazards - Exposed Wires/Open Panels Any exposed bare wires or openings in electrical panels (capped wires do not pose a risk)

NOTE: Deficiencies highlighted in orange are life-threatening and must be addressed immediately, if the housing is occupied.


Emergency Fire Exits - Emergency/Fire Exits Blocked/Unusable The exit cannot be used or exit is limited because a door or window is nailed shut, a lock is broken, panic hardware is chained, debris, storage, or other conditions block exit

Emergency Fire Exits - Missing Exit Signs Exit signs that clearly identify all emergency exits are missing or there is no illumination in the area of the sign

Flammable/Combustible Materials - Improperly Stored Flammable materials are improperly stored, causing the potential risk of fire or explosion

Garbage and Debris - Outdoors Too much garbage has gathered-more than the planned storage capacity or garbage has gathered in an area not sanctioned for staging or storing garbage or debris






Lighting Broken Fixtures/Bulbs 10% or more of the lighting fixtures and bulbs surveyed are broken or missing

Roofs Damaged Soffits/Fascia Soffits or fascia that should be there are missing or so damaged that water penetration is visibly possible

Damaged Vents Vents are missing or so visibly damaged that further roof damage is possible

Damaged/Clogged Drains The drain is damaged or partially clogged with debris or the drain no longer functions

Damaged/Torn Membrane/Missing Ballast Balast has shifted and no longer functions as it should or there is damage to the roof membrane that may result in water penetration

Missing/Damaged Components from Downspout/Gutter Drainage system components are missing or damaged causing visibile damage to the roof, structure, exterior wall surface, or interior

Missing/Damaged Shingles Roofing shingles are missing or damaged enough to create a risk of water penetration

Ponding Evidence of standing water on roof, causing potential or visible damage to roof surface or underlying materials

Walls Cracks/Gaps Any large crack or gap that is more than 3/8 inches wide or deep and 6 inches long that presents a possible sign of serious structural problem or opportunity for water penetration

Damaged Chimneys Part or all of the chimney has visibly seperated from the adjacent wall or there are cracked or missing pieces large enough to present a sign of chimney failure or there is a risk of falling pieces that could create

a safety hazard

Missing/Damaged Caulking/Mortar Any exterior wall caulking or mortar deterioration that presents a risk of water pentration or risk of structural damage

Missing Pieces/Holes/Spalling Any exterior wall deterioration or holes of any size that present a risk of water penetration or risk of structural damage

Stained/Peeling/Needs Paint More than 20% of the exterior paint is peeling or paint is missing and siding surface is exposed thereby exposing siding to water penetration and deterioration

Windows Broken/Missing/Cracked Panes Any missing panes of glass or cracked panes of glass where the crack is either greater than 4" and/or substantial enough to impact the structural integrity of the window pane

Damaged Sills/Frames/Lintels/Trim Sills, frames, lintels, or trim are missing or damaged, exposing the inside of the surrounding walls and compromising its weather tightness

Damaged/Missing Screens Missing screens or screens with holes greater than 1 inch by 1 inch or tears greater than 2 inches in length

Missing/Deteriorated Caulking/Seals/Glazing Compound There are missing or deteriorated caulk or seals--with evidence of leaks or damage to the window or surrounding structure

Peeling/Needs Paint More than 20% of the exterior window paint is peeling or paint is missing and window frame surface is exposed thereby exposing window frame to water penetration and deterioration

Security Bars Prevent Egress The ability to exit through egress window is limited by security bars that do not function properly and, therefore, pose safety risks

Requirements for Building Systems


Domestic Water Leaking Central Water Supply Leaking water from water supply line is observed

Missing Pressure Relief Valve There is no pressure relief valve or pressure relief valve does not drain down to the floor

Rust/Corrosion on Heater Chimney The water heater chimney shows evidence of flaking, discoloration, pitting, or crevices that may create holes that could allow toxic gases to leak from the chimney

Water Supply Inoperable There is no running water in any area of the building where there should be

Electrical System Blocked Access/Improper Storage One or more fixed items or items of sufficient size and weight impede access to the building system's electrical panel during an emergency

Burnt Breakers Carbon residue, melted breakers or arcing scars are evident

Evidence of Leaks/Corrosion Any corrosion that affects the condition of the components that carry current or any stains or rust on the interior of electrical enclosures, or any evidence of water leaks in the enclosure or hardware

Frayed Wiring Any nicks, abrasion, or fraying of the insulation that exposes any conducting wire

Missing Breakers/Fuses Any open and/or exposed breaker port

Missing Outlet Covers A cover is missing, which results in exposed visible electrical connections

Elevators Not Operable The elevator does not function at all or the elevator doors open when the cab is not there

Emergency Power Auxiliary Lighting Inoperable (if applicable) Auxiliary lighting does not function

Fire Protection Missing Sprinkler Head Any sprinkler head is missing, visibly disabled, painted over, blocked, or capped

Missing/Damaged/Expired Extinguishers There is missing, damaged or expired fire extinguisher an any area of the building where a fire extinguisher is required

Health & Safety Air Quality - Mold and/or Mildew Observed Evidence of mold or mildew is observed that is substantial enough to pose a health risk


Air Quality - Sewer Odor Detected Sewer odors that could pose a health risk if inhaled for prolonged periods



Elevator - Tripping An elevator is misaligned with the floor by more than 3/4 of an inch. The elevatordoes not level as it should, which causes a tripping hazard




Garbage and Debris - Indoors Too much garbage has gathered-more than the planned storage capacity or garbage has gathered in an area not sactioned for staging or storing garbage or debris



Hazards – Tripping Hazards Any physical defect in walkways or other travelled area that poses a tripping risk



HVAC Boiler/Pump Leaks Evidenceof water or steam leaking in piping or pump packing

Fuel Supply Leaks Evidence of any amount of fuel leaking from the supply tank or piping

General Rust/Corrosion Significant formations of metal oxides, significant flaking, discoloration, or the development of a noticable pit or crevice

Misaligned Chimney/Ventilation System A misalighnment of an exhaust system on a combustion fuel-fired unit (oil, natural gas, propane, wood pellets etc.) that causes improper or dangerous venting of gases

Roof Exhaust System Roof Exhaust Fan(s) Inoperable The roof exhaust fan unit does not function

Sanitary System Broken/Leaking/Clogged Pipes or Drains Evidence of active leaks in or around the system components or evidence of standing water, puddles or ponding--a sign of leaks or clogged drains

Missing Drain/Cleanout/Manhole Covers A protective cover is missing

Requirements for Common Areas


Basement/Garage/Carport Baluster/Side Railings - Damaged Any damaged or missing balusters or side rails that limit the safe use of an area

Closet/Utility/Mechanical Cabinets - Missing/Damaged 10% or more of cabinet, doors, or shelves are missing or the laminate is separating

Community Room Call for Aid - Inoperable The system does not function as it should

Halls/Corridors/Stairs Ceiling - Holes/Missing Tiles/Panels/Cracks Any holes in ceiling, missing tiles or large cracks wider than 1/4 of an inch and greater than 11 inches long

Kitchen Ceiling - Peeling/Needs Paint More than 10% of ceiling has peeling paint or is missing paint

Laundry Room Ceiling - Water Stains/Water Damage/Mold/Mildew Evidence of a leak, mold or mildew--such as a darkened area--over a ceiling area greater than 1 foot square

Lobby Countertops - Missing/Damaged 10% or more of the countertop working surface is missing, deteriorated, or damaged below the laminate ---not a sanitary surface to prepare food

Office Dishwasher/Garbage Disposal - Inoperable The dishwasher or garbage disposal does not operate as it should

Other Community Spaces Doors - Damaged Frames/Threshold/Lintels/Trim Any door that is not functioning or cannot be locked because of damage to the frame, threshold, lintel or trim

Patio/Porch/Balcony Doors - Damaged Hardware/Locks Any door that does not function as it should or cannot be locked because of damage to the door's hardware

Restrooms Doors - Damaged Surface (Holes/Paint/Rust/Glass) Any door that has a hole or holes greater than 1 inch in diameter, significant peeling/cracking/no paint or rust that affects the integrity of the door surface, or broken/missing glass

Storage Doors - Damaged/Missing Screen/Storm/Security Door Any screen door or storm door that is damaged or is missing screens or glass--shown by an empty frame or frames or any security door that is not functioning or is missing

Doors - Deteriorated/Missing Seals (Entry Only) The seals/caulking is missing on any entry door, or they are so damaged that they do not function as they should

Doors - Missing Door Any door that is missing that is required for the functional use of the space

Dryer Vent -Missing/Damaged/Inoperable The dryer vent is missing or it is not functioning because it is blocked. Dryer exhaust is not effectively vented to the outside

Electrical - Blocked Access to Electrical Panel One or more fixed items or items of sufficient size and weight impede access to the building system's electrical panel during an emergency

Electrical - Burnt Breakers Carbon residue, melted breakers or arcing scars are evident

Electrical - Evidence of Leaks/Corrosion Any corrosion that affects the condition of the components that carry current or any stains or rust on the interior of electrical enclosures or any evidenceof water leaks in the enclosure or hardware

Electrical - Frayed Wiring Any nicks, abrasion, or fraying of the insulation that exposes any conducting wire

Electrical - Missing Breakers Any open and/or exposed breaker port

Electrical - Missing Covers A cover is missing, which results in exposed visible electrical connections

Floors - Bulging/Buckling Any flooring that is bulging, buckling or sagging or a problem with alignment between flooring types

Floors - Floor Covering Damaged More than 10% of floor covering has stains, surface burns, shallow cuts, small holes, tears, loose areas or exposed seams.

Floors - Missing Floor/Tiles More than 5% of the flooring or tile flooring is missing

Floors - Peeling/Needs Paint Any painted flooring that has peeling or missing paint on more than 10% of the surface

Floors - Rot/Deteriorated Subfloor Any rotted or deteriorated subflooring greater than 6 inches by 6 inches

Floors - Water Stains/Water Damage/Mold/Mildew Evidence of a leak, mold or mildew--such as a darkened area--covering a flooring area greater than 1 foot square

GFI - Inoperable The GFI does not function

Graffiti Any graffiti on any exposed surface greater than 6 inches by 6 inches

HVAC - Convection/Radiant Heat System Covers Missing/Damaged Cover is missing or substantially damaged, allowing contact with heating/surface elements or associated fans

HVAC - General Rust/Corrosion Significant formations of metal oxides, flaking, or discoloration--or a pit or crevice

HVAC - Inoperable HVAC does not function. It does not provide the heating and coolingit should. The system does not respond when the controls are engaged

HVAC - Misaligned Chimney/Ventilation System Any misalignment that may cause improper or dangerous venting of gases

HVAC - Noisy/Vibrating/Leaking HVAC system shows signs of abnormal vibrations, other noise, or leaks when engaged

Lavatory Sink - Damaged/Missing Sink has extensive discoloration or cracks in over 50% of the basin or the the sink or associated hardware have failed or are missing and the sink can't be used

Lighting - Missing/Damaged/Inoperable Fixture More than10% of the permanent lighting fixtures are missing or damaged so they do not function

Mailbox - Missing/Damaged The U.S Postal Service mailbox cannot be locked or is missing

Outlets/Switches/Cover Plates - Missing/Broken Outlet or switch is missing or a cover plate is missing or broken, resulting in exposed wiring

Pedestrian/Wheelchair Ramp A walkway or ramp is damaged and cannot be used by people on foot, in wheelchair, or using walkers

Plumbing - Clogged Drains Drain is substantially or completely clogged or has suffered extensive deterioration

Plumbing - Leaking Faucet/Pipes A steady leak that is adversely affecting the surrounding area

Range Hood /Exhaust Fans - Excessive Grease/Inoperable A substantial accumulation of dirt or grease that threatens the free passage of air

Range/Stove - Missing/Damaged/Inoperable One or more burners are not functioning or doors or drawers are impeded or on gas ranges pilot is out and/or flames are not distributed equally or oven not functioning

Refrigerator - Damaged/Inoperable The refrigerator has an extensive accumilation of ice or the seals around the doors are deteriorated or is damaged in any way which substantially impacts its performance

Restroom Cabinet - Damaged/Missing Damaged or missing shelves, vanity top, drawers, or doors that are not functioning as they should for storage or their intended purpose

Shower/Tub - Damaged/Missing Any cracks in tub or shower through which water can pass or extensive discoloration over more than 20% of tub or shower surface or tub or shower is missing

Sink - Missing/Damaged Any cracks in sink through which water can pass or extensive discoloration over more than 10% of the sink surface or sink is missing

Smoke Detector - Missing/Inoperable Smoke detector is missing or does not function as it should

Stairs - Broken/Damaged/Missing Steps A step is missing or broken

Stairs - Broken/Missing Hand Railing The hand rail is missing, damaged, loose or otherwise unusable

Ventilation/Exhaust System - Inoperable exhaust fan is not functioning or window designed for ventilation does not open

Walls - Bulging/Buckling Bulging, buckling or sagging walls or a lack of horizontal alignment

Walls - Damaged Any hole in wall greater than 2 inches by 2 inches

Walls - Damaged/Deteriorated Trim 10% or more of the wall trim is damaged

Walls - Peeling/Needs Paint 10% or more of interior wall paint is peeling or missing

Walls - Water Stains/Water Damage/Mold/Mildew Evidence of a leak, mold or mildew--such as a common area--covering a wall area greater than 1 foot square

Water Closet/Toilet - Damaged/Clogged/Missing Fixture elements--seat, flush handle, cover etc.--are missing or damaged or the toilet seat is cracked or has a broken hinge or toilet cannot be flushed

Windows - Cracked/Broken/Missing Panes Any missing panes of glass or cracked pains of glass where the crack is either greater than 4" and/or substantial enough to impact the structural integrity of the window pane

Windows - Damaged Window Sill The sill is damaged enough to expose the inside of the surrounding walls and compromise its weather tightness

Windows - Inoperable/Not Lockable Any window that is not functioning or cannot be secured because lock is brocken

Windows - Missing/Deteriorated Caulking/Seals/Glazing Compound There are missing or deteriorated caulk or seals--with evidence of leaks or damage to the window or surrounding structure

Windows - Peeling/Needs Paint More than 10% of interior window paint is peeling or missing

Windows - Security Bars Prevent Egress The ability to exit through the window is limited by security bars that do not function properly and, therefore, pose safety risks








Flammable/Combustible Materials - Improperly Stored Flammable or combustible materials are improperly stored, causing the potential risk of fire or explosion








Pools and Related Structures Fencing - Damaged/Not Intact Any damage that could compromise the integrity of the fence

Trash Collection Areas Chutes - Damaged/Missing Components Garbage has backed up into chutes, because the collection structure is missing or broken or compactors or componenents--chute, chute door, and other componenets--have failed

Requirements for Unit


Bathroom Bathroom Cabinets - Damaged/Missing Damaged or missing shelves, vanity tops, drawers, or doors that are not functioning as they should for storage or their intended purpose

Lavatory Sink - Damaged/Missing Any cracks in sink through which water can pass or extensive discoloration over more than 10% of the sink surface or sink is missing

Plumbing - Clogged Drains, Faucets Drain or faucet is substantially or completely clogged or has suffered extensive deterioration


Shower/Tub - Damaged/Missing Any cracks in tub or shower through which water can pass or extensive discoloration over more than 20% of tub or shower surface or tub or shower is missing

Ventilation/Exhaust System – Absent/Inoperable exhaust fan is not functioning or window designed for ventilation does not open

Water Closet/Toilet - Damaged/Clogged/Missing Fixture elements--seat, flush handle, cover etc.--are missing or damaged or the toilrt seat is cracked or has a broken hinge or toilet cannot be flushed

Call-for-Aid (if applicable) Inoperable The system does not function as it should

Ceiling Bulging/Buckling/Leaking Bulging, buckling or sagging ceiling or problem with alignment

Holes/Missing Tiles/Panels/Cracks Any holes in ceiling, missing tiles or large cracks wider than 1/4 of an inch and greater than 6 inches long

Peeling/Needs Paint More than 10% of ceiling has peeling paint or is missing paint

Water Stains/Water Damage/Mold/Mildew Evidence of a leak, mold or mildew--such as a darkened area--over a ceiling area greater than 1 foot square

Doors Damaged Frames/Threshold/Lintels/Trim Any door that is not functioning or cannot be locked because of damage to the frame, threshold, lintel or trim

Damaged Hardware/Locks Any door that does not function as it should or cannot be locked because of damage to the door's hardware

Damaged/Missing Screen/Storm/Security Door Any screen door or storm door that is damaged or is missing screens or glass--shown by an empty frame or frames or any security door that is not functioning or is missing

Damaged Surface - Holes/Paint/Rusting/Glass/Rotting Any door that has a hole or holes greater than 1 inch in diameter, significant peeling/cracking/no paint or rust that affects the integrity of the door surface, or broken/missing glass

Deteriorated/Missing Seals (Entry Only) The seals/caulking is missing on any entry door, or they are so damaged that they do not function as they should

Missing Door Any door that is required for security (entry) or privacy (Bathroom) that is missing or any other unit door that is missing and is required for proper unit functionality

Electrical System Blocked Access to Electrical Panel One or more fixed items or items of sufficient size and weight impede access to the building system's electrical panel during an emergency

Burnt Breakers Carbon residue, melted breakers or arcing scars are evident

Evidence of Leaks/Corrosion Any corrosion that affects the condition of the components that carry current or any stains or rust on the interior of electrical enclosures or any evidenceof water leaks in the enclosure or hardware

Frayed Wiring Any nicks, abrasion, or fraying of the insulation that exposes any conducting wire

GFI - Inoperable The GFI does not function

Missing Breakers/Fuses Any open and/or exposed breaker port

Missing Covers A cover is missing, which results in exposed visible electrical connections

Floors Bulging/Buckling Any flooring that is bulging, buckling or sagging or a problem with alignment between flooring types

Floor Covering Damage More than 10% of floor covering has stains, surface burns, shallow cuts, small holes, tears, loose areas or exposed seams.

Missing Flooring Tiles Any flooring or tile flooring that is missing

Peeling/Needs Paint Any painted flooring that has peeling or missing paint on more than 10% of the surface

Rot/Deteriorated Subfloor Any rotted or deteriorated subflooring greater than 6 inches by 6 inches

Water Stains/Water Damage/Mold/Mildew Evidence of a leak, mold or mildew--such as a darkened area--covering a flooring area greater than 1 foot square
















Hot Water Heater Misaligned Chimney/Ventilation System Any misalignment that may cause improper or dangerous venting of gases

Inoperable Unit/Components Hot water from hot water taps is no warmer than room temperature indicating hot water heater is not functioning properly

Leaking Valves/Tanks/Pipes There is evidence of active water leaks from hot water heater or related components

Pressure Relief Valve Missing There is no pressure relief valve or pressure relief valve does not drain down to the floor

Rust/Corrosion Significant formations of metal oxides, flaking, or discoloration--or a pit or crevice

HVAC System Convection/Radiant Heat System Covers Missing/Damaged Cover is missing or substantially damaged, allowing contact with heating/surface elements or associated fans

Inoperable HVAC does not function. It does not provide the heating and coolingit should. The system does not respond when the controls are engaged

Misaligned Chimney/Ventilation System Any misalignment that may cause improper or dangerous venting of gases

Noisy/Vibrating/Leaking The HVAC system shows signs of abnormal vibrations, other noise, or leaks when engaged

Rust/Corrosion Deterioration from rust or corrosion on the HVAC system in the dweling unit

Kitchen Cabinets - Missing/Damaged 10% or more of cabinet, doors, or shelves are missing or the laminate is separating

Countertops - Missing/Damaged 10% or more of the countertop working surface is missing, deteriorated, or damaged below the laminate -- not a sanitary surface to prepare food

Dishwasher/Garbage Disposal - Inoperable The dishwasher or garbage disposal does not operate as it should

Plumbing - Clogged Drains Drain is substantially or completely clogged or has suffered extensive deterioration


Range Hood/Exhaust Fans - Excessive Grease/Inoperable A substantial accumulation of dirt or grease that threatens the free passage of air

Range/Stove - Missing/Damaged/Inoperable One or more burners are not functioning or doors or drawers are impeded or on gas ranges pilot is out and/or flames are not distributed equally or oven not functioning

Refrigerator-Missing/Damaged/Inoperable The refrigerator has an extensive accumilation of ice or the seals around the doors are deteriorated or is damaged in any way which substantially impacts its performance

Sink - Damaged/Missing Any cracks in sink through which water can pass or extensive discoloration over more than 10% of the sink surface or sink is missing

Laundry Area (Room) Dryer Vent - Missing/Damaged/Inoperable The dryer vent is missing or it is not functioning because it is blocked. Dryer exhaust is not effectively vented to the outside

Lighting Missing/Inoperable Fixture A permanent light fixture is missing or not functioning, and no other switched light source is functioning in the room

Outlets/Switches Missing An outlet or switch is missing

Missing/Broken Cover Plates An outlet or switch has a broken cover plate over a junction box or the cover plate is missing

Patio/Porch/Balcony Baluster/Side Railings Damaged Any damaged or missing balusters or side rails that limit the safe use of an area

Smoke Detector Missing/Inoperable Smoke detector is missing or does not function as it should

Stairs Broken/Damaged/Missing Steps A step is missing or broken

Broken/Missing Hand Railing The hand rail is missing, damaged, loose or otherwise unusable

Walls Bulging/Buckling Bulging, buckling or sagging walls or a lack of horizontal alignment

Damaged Any hole in wall greater than 2 inches by 2 inches

Damaged/Deteriorated Trim 10% or more of the wall trim is damaged

Peeling/Needs Paint 10% or more of interior wall paint is peeling or missing

Water Stains/Water Damage/Mold/Mildew Evidence of a leak, mold or mildew covering a wall area greater than 1 foot square

Windows Cracked/Broken/Missing Panes Any missing panes of glass or cracked pains of glass where the crack is either greater than 4" and/or substantial enough to impact the structural integrity of the window pane

Damaged Window Sill The sill is damaged enough to expose the inside of the surrounding walls and compromise its weather tightness

Missing/Deteriorated Caulking/Seals/Glazing Compound There are missing or deteriorated caulk or seals--with evidence of leaks or damage to the window or surrounding structure

Inoperable/Not Lockable Any window that is not functioning or cannot be secured because lock is brocken

Peeling/Needs Paint More than 10% of interior window paint is peeling or missing

Security Bars Prevent Egress The ability to exit through the window is limited by security bars that do not function properly and, therefore, pose safety risks

Oklahoma Housing Finance Agency National Housing Trust Fund … HTF Rehab Standards... · 2020. 8....

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Transcript of Oklahoma Housing Finance Agency National Housing Trust Fund … HTF Rehab Standards... · 2020. 8....